Christmas 32709
Orange County, FL · 3,167 properties · updated 7/5/2026
Should you buy here?buyer-timing lens
41affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
35.6%
stretched
Days on market
143
daily
Price cuts
0.0%
of active
Valuation
-27.1%
vs assessor
54
/100
Mixed
warming · balanced · prices rising year-over-year.
Price trend
70
Affordability
45
Valuation
50
Economic health
41
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / sellerbuyer-timing lens
Balanced Market
Needs 15.7% correction for affordability
DOM: 77d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)60
Supply & Demand (20%)20
Days on Market (5%)75
Balanced market in 32709. List price is roughly fair — focus on condition and value. Payment burden: 35.6% of median income. Median days on market: 77. Market appears 15% overpriced vs. assessed values.
Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
WARMINGBALANCED
Market is warming with rising prices. Conditions are balanced between buyers and sellers.
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Market snapshoteach number, once
Median price
$487,102
▴ 1.7% YoY
Days on market
143
daily · zip_data
Median rent
$1,553
county avg
Investor score
33/100
cash-flow lens
Active listings
2
90-day
Valuation3 lenses, different anchors
vs assessor
-27.1%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$355,015
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+71.7%
County-wide market — the widest, slowest signal.
Orange+71.7%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$96
Price-to-income5.9×
How 32709 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity7%
Supply tightness90%
Affordability24%
Investment yield—
Appreciation88%
Affordability, supply & momentum
67SUPPLY
Tight MarketSupply Tightness
Supply is below normal — sellers are favored but buyers still have options.
Months of Supply2.8 mo
Days on Market143d
Inv vs History-29.6%
Listing Density3.2/1k
Affordability — payment burden
Monthly payment (P&I)$2,460
Payment burden35.6%
Median income · ZIP$83,015
Mortgage rate6.49% · 30yr
Total monthly own$2,948
Monthly rent$1,553
Market dynamics
Price cut %0.0%
Momentumwarming
LeverageBALANCED
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$1,553
Price-to-rent26.1
Est. cap rate2.3%
Buy vs rentfavors renting
Livability
Walk score22
Transit score—
Bike score—
Historical trends
Orange County contextmacro · jobs · debt · migration
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.